Borough of Paxtang, PA Article VI Design Standards

§ 370-27 General.

A. The standards and requirements contained in this Article VI of this chapter shall apply as minimum design standards for subdivisions and/or land developments in Paxtang Borough. Whenever other related chapters, ordinances, standard and/or rules impose more restrictive design standards than those contained herein, the more restrictive shall apply.

B. Subdivisions and/or land developments shall be designed to comply with the requirements of Chapters 160, relating to buildings; 220, relating to floodplain management; 310, relating to property maintenance; 336, relating to sewers; 360, relating to stormwater management; 366, relating to streets and sidewalks; 392, relating to shade trees; 425, relating to zoning; and other applicable regulations of the Borough, state and other entity, as applicable.

C. Whenever Chapter 425 of this Code, relating to zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or a conditional use; or the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 425 of this Code, relating to zoning, the applicant shall obtain such variance, special exception or conditional use approval from the Zoning Hearing Board or the Borough Council, as applicable, prior to the submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance, special exception or conditional use by the Zoning Hearing Board or the Borough Council, as applicable.

D. Whenever all or any portion of the land contained within an application for subdivision or land development approval constitutes all or any portion of land included in a prior subdivision or land development plan approved by the Borough or the DCPC, and recorded with the Dauphin County Recorder of Deeds, the application for subdivision or land development approval shall comply with all conditions, restrictions and notes imposed on the prior plan approval and/or included upon the recorded subdivision or land development plan. The applicant shall identify all prior recorded subdivision and/or land development plans of which all or any portion of the land contained in the application was a part and all conditions, restrictions and notes which affect the current application. Failure to identify all applicable conditions, restrictions and notes of record on prior recorded plans constitutes a violation of this chapter. The applicant shall submit with the application for preliminary plan approval, or with the application for final plan approval if no application for preliminary plan approval is required:

(1) A statement identifying the prior plans reviewed;

(2) The conditions, restrictions and notes which would impact development in accordance with the application for which approval has been requested; and

(3) An explanation of the manner in which the proposed application has been designed to comply with all such conditions, restrictions and notes.

This statement shall be signed by the applicant or the applicant's engineer, land surveyor or landscape architect licensed and registered in the Commonwealth of Pennsylvania to perform such duties.

E. Site analysis. An analysis shall be made of the site characteristics, such as site configuration, geology, soil, topography, water bodies, ecology, vegetation, structures, transportation network, visual features and past/present use of the site. Development of the site shall be designed to:

(1) Be consistent and compatible with, and respect and maintain, the predominant land use and development pattern, context and character of the adjacent lots, neighborhood and community;

(2) Preserve the natural features of the site;

(3) Avoid areas of environmental sensitivity; and,

(4) Minimize negative impacts and alteration of natural features.

F. Preservation of natural and cultural features. The following specific areas shall be preserved and incorporated into the overall design:

(1) Subdivision and land developments shall, to the maximum extent feasible, protect existing natural features located on the site and integrate them into the overall design and layout of the development, with priority being given to the following areas, which are not listed in order of priority or significance:

(a) Floodplains as set forth in Chapter 220 of this Code, relating to floodplain management;

(b) Slopes over 25%;

(c) Prominent topography;

(d) Wetlands;

(e) Pennsylvania Natural Diversity Inventory (PNDI) confirmed extant plant and animal species and communities that are listed as "Pennsylvania Threatened" or "Pennsylvania Endangered";

(f) PNDI-confirmed extant plant and animal species and communities that have a state rank of S1 or S2; and

(g) Tree stands, wood lots and native plant materials.

(2) The proposed building footprint and impervious lot coverage shall be clearly identified on each plan to identify potential impacts to existing trees, other natural features and cultural resources.

G. General design goals. The development shall be laid out to:

(1) Avoid unnecessary impervious lot coverage and to mitigate adverse effects of shadow, noise, glare, odor, traffic, drainage and utilities on neighboring properties; and

(2) The maximum extent feasible, be consistent and compatible with, and respect and maintain, the predominant land use and development pattern, context and character of the adjacent lots, neighborhood and community.

H. Conformance with adopted plans. Design of the development shall take into consideration all adopted Borough, county and state plans for the Borough and surrounding community.

I. Relationship of the development to existing facilities and properties. Development of the tract and the intensity of the proposed use must:

(1) Be designed, laid out, arranged, constructed and coordinated with all presently existing facilities and improvements which serve and/or which may impact or be impacted by development of the tract proposed for development, including, but not limited to the: a) land uses and development patterns and neighborhoods; b) transportation network including streets, alleys, sidewalks and other bicycle and pedestrian facilities; c) sewer collection, conveyance and treatment facilities; d) water supply and distribution facilities; and e) stormwater management facilities, as necessary to accommodate prospective traffic, facilitate fire protection, prevent flooding and conform to the most recent version of the Paxtang Borough Comprehensive Plan, and/or other applicable plans adopted by Paxtang Borough.

(2) Ensure that abutting properties will continue to have safe and convenient access in accordance with the standards of this chapter or, if such properties do not presently have such access, to have access to at least the level existing prior to development of the tract.

(3) Studies and reports submitted with the preliminary plan and the final plan shall clearly identify any assumed improvements to existing facilities. If an applicant submits a study, report or plan which contains such assumptions, and compliance with the design standards contained in this chapter is based upon completion of such assumed improvements, the design standards of this chapter shall not be met unless the applicant presents evidence that a governmental entity has budgeted funds and/or has entered into contracts for the assumed improvements, or unless a plan for another development which proposes the installation of such improvements has been approved and recorded.

§ 370-28 Streets, driveways and access drives.

A. General. Streets, alleys, driveways and access drives form a major portion of the circulation system. The conventional grid street system is historically the predominant street system existing in Paxtang Borough and is, therefore, the preferred future street system.

(1) The design and construction of all developments to respect and ensure appropriate and safe connection to, continuation of, and protection of the existing historic conventional grid street system. Additionally, the design and construction of a development's circulation system shall be designed to:

(a) Permit the safe, efficient and orderly movement of vehicles;

(b) Meet the needs of the present and future population;

(c) Provide a simple and logical pattern;

(d) Function under a hierarchy system where the intensity of intersections decreases as traffic volumes and speed increase;

(e) Respect the natural features and topography; and

(f) Present an attractive streetscape.

(2) Additionally, the design and construction of all developments must:

(a) Be coordinated with all existing streets, alleys, access drives and driveways that are necessary to serve the development;

(b) Accommodate prospective traffic; and

(c) Conform to the most recent version of the Paxtang Borough Comprehensive Plan, and/or other applicable plans adopted by Paxtang Borough.

(3) The design and construction of all developments must ensure that other properties will continue to have safe and convenient vehicular access in accordance with the standards of this chapter and Chapter 366 of this Code, relating to streets and sidewalks, or to the level of service that existed prior to the development.

(4) Studies and reports shall clearly identify all assumed improvements to the existing facilities. A study, report or plan that contains an assumption of future construction of improvements shall include evidence that:

(a) A governmental entity has budgeted funds and/or entered into contracts for the assumed improvements; or

(b) An approved and recorded plan guarantees the assumed improvements.

B. Private streets.

(1) Private streets are prohibited, unless such streets meet the design standards of this chapter and the objectives of the development warrant private ownership. In all situations, the approval of a private street shall be at the discretion of Borough Council.

(2) Applications which propose private streets shall include an agreement which shall be recorded with the Dauphin County Recorder of Deeds in conjunction with the final plan. To avoid a delay, the applicant is encouraged to submit the agreement with the preliminary plan. Said agreement shall stipulate the following:

(a) That the street shall be maintained in conformance with this chapter;

(b) That any future offer of dedication will include sufficient monies, as estimated by the Borough Council, to restore the street to conformance with Borough standards;

(c) That an offer of dedication will include whole streets and adequate circulation;

(d) The method of assessing maintenance and repair cost; and

(e) That an agreement by the owners of 51% of the street and lot frontage is binding on the remaining lot owners along the private street.

C. Improvements of existing streets. Where a proposed subdivision and/or land development abuts any existing street, whether a Borough street, a state highway, or a private street, the application shall conform to the following:

(1) Ultimate right-of-way. The ultimate right-of-way width provided on streets within the Borough shall be in accordance with Table 6-1.

	Table 6-1 Ultimate Rights-of-Way
	Street Type	Minimum Right-of-Way Width (feet)
	Arterial or collector	80
	Local	60
	Alley	20

(2) Installation of improvements.

(a) Where a traffic impact study indicates that improvements are required on abutting or nearby streets, the application shall include the installation of the improvements.

(b) Where the existing abutting streets do not meet the standards of this chapter, the application shall include the improvement along the side of the street that the project fronts.

D. Arterial and collector streets. The primary function of arterial and collector streets is to provide free traffic flow. Interruptions in the flow of traffic from intersections, access drives, and driveways to adjoining properties is a minor and secondary responsibility of these streets. Access to arterial or collector streets shall be designed for use by abutting properties to coordinate and reduce the number of access points. Developments which abut arterial or collector streets are required to conform to the following standards:

(1) Chapter 366 of this Code, relating to streets and sidewalks.

(2) Chapter 425 of this Code, relating to zoning.

(3) No vehicle access is permitted along an arterial or collector street when alternative access is possible from a street of lesser classification. A new curb cut or access for a driveway or access drive shall be provided on the street conveying the lesser amount of existing or proposed daily traffic. This specifically includes alleys.

(4) Shared access drives, feeder roads, marginal access streets, reverse frontage lots, or other such treatments shall be used to reduce the number of intersections along arterial and collector streets.

E. Street function.

(1) Streets shall be designed to form connections to and continuations of streets with similar function and to access streets of a greater functional classification.

(2) Streets shall conform with the circulation routes of the Borough, adjacent land use and development patterns, topography and natural features.

(3) Curvilinear streets shall not be used immediately adjacent to the existing historic conventional grid street system without providing a transition that continues and protects the existing historic conventional grid street system.

F. Street provisions for future development. Where appropriate, areas shall be reserved for future street usage in conjunction with the development of adjacent tracts. Areas reserved solely for future street usage will not be required to be improved; however, the right-of-way for these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract.

(1) Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project, provided this use is not adverse to significant man-made or natural features of the site.

(2) When connecting a proposed street to an existing temporary cul-de-sac, such connection and all restoration work required to restore the abutting lots in the area of the existing turnaround shall be the responsibility of the developer proposing the connection.

G. Vertical alignments.

(1) Vertical street alignments shall be measured along the center line.

(2) Street grades shall be in accordance with Table 6-2.

	Table 6-2 Street Grades
	Minimum	Maximum
	1%	10%

(3) Vertical curves shall be used in changes of grade exceeding 1%. The minimum length in feet of vertical curves shall be 30 times the algebraic difference in grade for a crest and 20 times the algebraic difference in grade for a sag. [e.g., If a 3% upgrade is followed by a 4% downgrade, the algebraic difference in grade is 7; the minimum length of the vertical curve would then be 210 (30 x 7 = 210)].

(4) Where the approaching grade within 100 feet of the center line intersection exceeds 7% on streets at a four-way street intersection, or the terminating street at a three-way intersection, a leveling area shall be provided. Such leveling area shall have a maximum grade of 4% for a minimum length of 100 feet measured from the intersection of the center lines.

(5) The grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall be at least 1% and not exceed 5% in all directions.

(6) All areas within the street right-of-way shall be graded substantially consistent with the street center line. The maximum slopes of banks located outside of the street right-of-way, measured perpendicular to the right-of-way of the street, shall be in accordance with Table 6-3.

	Table 6-3 Slope of Bank
	Bank Feature Type	Maximum Slope
	Fills	3:1
	Cuts	2:1

H. Horizontal alignments.

(1) Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes.

(2) Single, long radius curves shall be used rather than a series of curves with varying radii and/or a series of short curves separated by short, straight segments.

(3) The minimum horizontal curve radius shall be 150 feet. All curves shall be tangential arcs.

(4) The minimum tangent shall be provided between reverse curves in accordance with Table 6-4.

	Table 6-4 Tangent Between Reverse Curves
	Street Type	Minimum Tangent Between Reverse Curves (feet)
	Arterial or collector	100
	All other streets	50

(5) Perimeter streets. Street locations along the perimeter of a property shall be required to provide building setback lines and clear sight triangles when located on abutting properties. Permission for building setback lines and clear sight triangles that encroach on adjacent landowners shall be obtained in the form of a right-of-way.

(6) Cartway alignment. The center line of the street cartway shall correspond with the center line of the street right-of-way.

(7) Cartway widths.

(a) The cartway width provided on streets within the Borough shall be in accordance with Table 6-5.

	Table 6-5 Cartway Width
	Street Type	Minimum Required Cartway Width (feet)
	Arterial or collector	60
	Local	32
	Alley	20

(b) The extension of existing streets which are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to Borough Council approval.

I. Street improvements. All street paving shall conform to the following specifications:

(1) Before paving the street surface, the applicant must install the required utilities and provide, where necessary, adequate stormwater drainage for the street acceptable to the Borough Council. The pavement base, wearing surface and shoulders must be constructed according to the following specifications; excepting, however, that for the construction of arterial roads or highways the developer shall consult with the Borough Engineer and be governed by the PennDOT for the method of construction to be used, and the design shall conform to the most recent version of PennDOT Publication 242, relating to Pavement Policy Manual.

(2) All new streets shall be designed the following cross-sectional specifications (all courses are compacted thicknesses).

(3) The use of recycled materials is strongly encouraged.

(4) Pavement. The pavement base and wearing surface must be in accordance with, and constructed in accordance with, the most recent version of PennDOT Publication 408, relating to Highway Construction Specifications. Table 6-6 outlines the alternatives available to the developer:

	Table 6-6 Flexible Street Paving Options
			Street Type
	Flexible Pavement Types	Pavement Courses	Local Street and Alley (inches)	Collector (inches)
	Option No. 1	Wearing(1)	1 1/2	1 1/2
		Binder(2)	0	2
		Base(3)	4 1/2	4
		Subbase	8	8
	Option No. 2	Wearing(1)	1 1/2	1 1/2
		Binder(2)	2	2
		CABC(4)	6	8
		Subbase	8	8

	NOTES:
	(1)	Wearing: Superpave Asphalt Mixture Design, HMA Wearing Course, PG 64-22, 0.0 to 0.3 million ESALs, 9.5 mm mix, SRLL.
	(2)	Binder: Superpave Asphalt Mixture Design, HMA Binder Course, PG 64-22, 0.0 to 0.3 million ESALs, 19.0 mm mix.
	(3)	Base: Superpave Asphalt Mixture Design, HMA Base Course, PG 64-22, 0.0 to 0.3 million ESALs, 25.0 mm mix.
	(4)	CABC - Crushed Aggregate Base Course

(5) For the construction of arterial streets or highways, the applicant shall consult the Borough Engineer and be governed by the most recent version of PennDOT Publication 408, relating to Highway Construction Specifications, for the method of construction to be used, and to submit pavement design calculations in accordance with the most recent version of PennDOT Publication 242, relating to Pavement Policy Manual.

(6) The Borough Council, after consulting with the Borough Engineer, shall decide if a collector or arterial street is required as a direct result of the construction of this development in which case the applicant is responsible for paving the additional width required and submitting pavement design calculations in accordance with the most recent version of PennDOT Publication 242, relating to Pavement Policy Manual.

(7) Shoulders. If curb and gutters are not provided, streets shall be provided with shoulders in accordance with the following:

(a) All shoulders shall be constructed in accordance with the most recent version of PennDOT Publication 408, relating to Highway Construction Specifications.

(b) Minor streets shall be a Type 3 Shoulder as shown on RC-25 of the most recent version of PennDOT Publication 72M, relating to Roadway Construction Standards.

(c) Collector streets shall be a Type 1 Shoulder, Type 1-1 Shoulder or a Type I-S Shoulder as shown on RC-25 of the most recent version of PennDOT Publication 72M, relating to Roadway Construction Standards.

(d) Arterial streets' shoulders shall be the type as determined by the Borough Council after consulting with the Borough Engineer and PennDOT.

J. Street intersections.

(1) All street intersections with a state highway shall be subject to the approval of PennDOT and shall be required to meet all design standards of this chapter.

(2) Multiple intersections involving the junction of more than two streets are prohibited. Only "T" and four-way intersections are permitted.

(3) The distance between the center-line intersections of streets shall be measured along the center line of the street being intersected in accordance with Table 6-7:

	Table 6-7 Street Separation Distance
	Street Type	Minimum Separation Distance (feet)
	Arterial or collector	300
	All other streets	150

(4) Right angle intersections shall be used whenever possible. No street shall intersect another at an angle less than or greater than the angle specified in Table 6-8.

	Table 6-8 Angles of Intersections
	Minimum	Maximum
	75°	105°

(5) The cartway edge at intersections shall be rounded by a tangential arc with radii in accordance with Table 6-9. The right-of-way radii at intersections shall be substantially concentric with the cartway edge.

	Table 6-9 Intersection Radii
	Street Type	Minimum Radii (feet)
	Arterial or collector	55
	All other streets	20

(6) There shall be provided and maintained at all existing and proposed intersections a clear-sight triangle in accordance with Chapter 425 of this Code, relating to zoning.

K. Sight distance.

(1) All intersections shall be designed to provide adequate sight distance with regard to both horizontal and vertical alignment in accordance with the most recent version of the PennDOT Publication 13M, relating to Design Manual Article II - Highway Design.

(2) Sufficient design and plan information shall be submitted with the plan application proving that this minimum standard will be achieved. Such design information shall be certified by a professional engineer licensed and registered in the Commonwealth of Pennsylvania to perform such duties.

L. Cul-de-sac streets.

(1) Permanent cul-de-sac streets shall not be approved when a through street is feasible.

(2) Permanent culs-de-sac shall not be less than 250 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround.

(3) Temporary or permanent cul-de-sac streets shall not exceed a center line distance of 400 feet in length, measured from the center line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround.

(4) All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround and a right-of-way in accordance with Table 6-10. The use of such turnaround shall be guaranteed until such time as the street is extended.

	Table 6-10 Cul-De-Sac Design Standards
	Cul-de-Sac Feature	Minimum Dimension (feet)
	Paved turnaround	80
	Right-of-way for turnaround	100

(5) The Borough Council may permit an alternative turnaround design, including a turnaround incorporated into a parking court or landscaped island, provided safe movement of traffic is assured, adequate radii are used and guaranteed long-term maintenance is in place.

M. Alleys. Alleys shall be limited to providing a means of access to the side and/or rear of those lots with street frontage and designed to discourage through traffic. In addition to the standards for streets set forth in this section above, alleys shall also conform to the following standards:

(1) An alley shall not terminate as a cul-de-sac.

(2) On-street parking is prohibited along alleys, and this prohibition must be acknowledged both on the plan and properly signed along the alley on the site.

N. Street signage.

(1) Street signs, including street name and traffic control signs, shall be installed by the Borough and funded by the developer.

(2) Streets which are continuations of existing streets shall be known by the same name.

(3) All new street names are subject to approval by the Borough input from the Postmaster and the Dauphin County Emergency Management Agency/911.

O. Driveways and access drives. Driveways and access drives shall conform with Chapter 425 of this Code, relating to zoning, in addition to the following:

(1) Right-angle intersections (90°) with streets shall be used to the maximum extent feasible. No driveway or access drive shall intersect a street at angles less than or greater than the angles specified in Table 6-11, unless turning movement restrictions are imposed.

	Table 6-11 Angles of Intersections
	Minimum	Maximum
	75°	105°

(2) Rounded by a tangential arc with a minimum radius of 30 feet. The Borough may require fifty-five-foot radius where large vehicle turning movements are anticipated.

(3) The horizontal alignments of access drives shall be measured along the center line. Horizontal curves shall be used at all angle changes in excess of 2°. All curves shall be tangential arcs. The minimum horizontal curve radius shall be 75 feet.

(4) Access drives which form a cul-de-sac shall not exceed 400 feet in length, measured from the center line intersection of a street or access drive which is not a cul-de-sac. Access drive culs-de-sac which do not terminate in a parking area shall be provided at the terminus with a fully paved turnaround as specified in Table 6-10.

(5) When vehicular parking is prohibited along access drives, the prohibition must be acknowledged on the plan and properly signed along the cartway on the site.

(6) The cartway of all access drives shall be constructed to the pavement specifications for streets set forth in this section above.

(7) The maximum slopes of banks located within 20 feet of the cartway of street shall not exceed the standards in Table 6-12.

	Table 6-12 Slope of Bank
	Bank Feature	Maximum Slope
	Fills	3:1
	Cuts	2:1

P. Specific traffic control and access requirements.

(1) Threshold of development.

(a) All subdivisions and land developments containing 25 or more dwelling units or units of occupancy or nonresidential development generating not more than 500 average daily vehicle trips, based on either the most recent version of the Trip Generation Manual of the Institute of Transportation Engineers or from a local study of corresponding land uses and quantities, shall be provided with at least two means of vehicle access into the development.

(b) Where a single tract of land is subdivided into lots for subsequent development, all of the lots created by the initial subdivision plan and any subsequent plans shall be considered in determining whether there will be 25 or more dwelling units or units of occupancy or nonresidential generating not more than 500 average daily vehicle trips, based on either the most recent version of the Trip Generation Manual of the Institute of Transportation Engineers or from a local study of corresponding land uses and quantities.

(c) All development, whether existing or proposed, and all existing dwelling units or units of occupancy and buildings shall be considered in determining whether there will be 25 or more dwelling units or units of occupancy or nonresidential, generating not more than 500 average daily vehicle trips, based on either the most recent version of the Trip Generation Manual of the Institute of Transportation Engineers or from a local study of corresponding land uses and quantities.

(d) For the purpose of this subsection, all development indicated on subdivision and/or land development plans which have been submitted to the Borough and which are either pending approval or have been approved but not constructed shall be considered proposed development.

(2) Access shall be provided through the location of two or more streets, each of which intersects with an existing public street. Such streets shall meet all of the requirements of this chapter concerning design, number of access points, and construction.

(3) Access for a land development shall be provided through two or more access drives into the land development from an existing street meeting the requirements of this chapter unless such access drives are prohibited by other provisions of this chapter.

(4) If the applicant is unable to provide access to the subdivision or land development meeting the requirements of this subsection above, the applicant shall provide an emergency access.

(a) The emergency access shall be improved in a manner that emergency vehicles may safely traverse the area. Borough Council may consider the recommendations of the Borough Fire Chief and the Borough Engineer when determining the nature and extent of the improvements which are required. The area of the emergency access shall be clearly indicated on the plan.

(b) The applicant shall submit evidence that the emergency access design has been reviewed and approved by the Borough Fire Chief and the Borough Engineer. The applicant shall demonstrate that the emergency access will be accessible to emergency vehicles after completion of construction.

(c) The emergency access may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with the existing public street.

(d) The emergency access may be located so that access is gained from an adjoining tract. For example, a subdivision or land development abutting a parking lot of another use may provide emergency access through a point with a break chain. Applicants with plans indicating emergency access through an adjoining tract shall provide evidence that the abutting property owner has irrevocably consented to such emergency access location.

§ 370-29 Parking and loading facilities.

A. Parking facilities. Vehicular parking shall be provided in accordance with Chapter 425 of this Code, relating to zoning.

B. Off-street loading facilities. Off-street loading facilities shall be designed to conform with Chapter 425 of this Code, relating to zoning.

§ 370-30 Speed bumps and traffic-calming devices as part of access drives and parking facilities.

A. Speed bumps shall be marked with permanent yellow diagonal stripes.

B. The speed bumps shall be in the form of mounds or depressions in the pavement and shall be designed to restrain motor vehicle speed.

C. There shall be a warning sign posted at each entrance to a parking area having speed bumps.

D. In no case shall the overall height (or depth) of speed bumps exceed two inches.

E. Speed bumps and traffic-calming devices shall be set back 50 feet from the street right-of-way of any local or collector street and at least 100 feet from the street right-of-way of any arterial street.

§ 370-31 Sidewalks.

A. Sidewalk shall be provided along all street frontages. Additionally, sidewalks may be required to continue existing sidewalk systems to the terminus of a service area or provide access to vehicular parking facilities, school bus zones, recreational, commercial, industrial or other community facilities.

B. Sidewalk which is located along streets or access drives shall be located along the side(s) of the street upon which lots front and pedestrian traffic is anticipated.

C. Sidewalk located along streets shall be constructed in accordance with Chapter 366 of this Code, relating to streets and sidewalks.

D. Sidewalk along streets shall, when possible, be located within the street right-of-way and physically divided from the street cartway by curb and a minimum four-foot-wide tree lawn (grass strip) planted with grass, ground cover or treated with other suitable pervious material.

E. Sidewalks shall conform with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. The applicant shall certify in writing or plan note that the application for development complies with all relevant ADA requirements.

F. Sidewalks located outside of the public right-of-way, (e.g., adjacent to driveways, access drives, and parking facilities) shall be:

(1) Located along anticipated pedestrian traffic routes; and

(2) Graded for proper drainage and shall be improved with a durable and dustless surface, such as concrete or bituminous concrete surface, in accordance with Chapter 366 of this Code, relating to street and sidewalks, unless an alternative material and/or design as part of a readily accepted stormwater BMP, in accordance with Chapter 360 of this Code, relating to stormwater management, or any other construction materials specifications adopted by the Borough, and approved by the Borough Engineer. Sufficient protection shall be provided to restrict parked vehicles from encroaching onto the sidewalk.

G. Other pedestrian easements, which may be required by the Borough to facilitate pedestrian circulation or to give access to community facilities, shall have a minimum right-of-way width of 10 feet to accommodate a walkway conforming with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. This walkway shall be improved to the standards assigned by the Borough.

§ 370-32 Curbs.

A. Curb shall be provided along all streets.

B. Depending on stormwater drainage conditions, traffic, parking and/or safety of pedestrians, curb may be required along access drives.

C. Curb located along streets and access drives shall be constructed in accordance with Chapter 366 of this Code, relating to streets and sidewalks.

D. Transitions in curb type shall be subject to approval by the Borough.

E. Curbs shall conform with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. The applicant shall certify in writing or plan note that the application for development complies with all relevant ADA requirements.

§ 370-33 Blocks and lots.

A. General. The configuration of blocks and lots shall be based upon the lot area requirements, traffic circulation, salient natural features, and existing and nearby man-made features, such as predominant land use and development pattern, context and character of the adjacent lots, neighborhood, and community. Lot configurations should provide for flexibility in building locations, while providing safe and efficient vehicular and pedestrian circulation.

B. Blocks. All blocks shall have a maximum length along any side of 600 feet. Where practical, the minimum length of any side shall be 300 feet. These dimensions do not include intersections with alleys.

C. Lot configuration.

(1) To the maximum extent feasible, side lot lines shall be radial to street lines.

(2) In order to avoid jurisdictional problems, lot lines shall, to the maximum extent feasible, follow municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the land area within each municipality shall be regulated by the use regulations and other applicable regulations of each municipality.

(3) Double frontage lots are not permitted.

(4) Reverse frontage lots.

(a) Reverse frontage lots shall follow the frontage, front and rear yards and setbacks, building and development orientation, and access patterns of the surrounding development of the majority of the existing adjacent reverse frontage lots on the same shared block face (between two intersecting streets) along the same side of the street.

(b) Where no other reverse frontage lot exists nearby, such reverse frontage lot shall be designed to have one required front yard and front setback and one rear yard and rear setback. Building and development orientation shall face the street conveying the higher amount of existing or proposed daily traffic, while access to the lot shall be provided from the street conveying the lesser amount of existing or proposed daily traffic. This specifically includes alleys.

(5) Flag lots are not permitted.

(6) All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.

(7) All lots shall be designed to provide sufficient building footprint, based upon building setbacks, easements, floodplains, etc.

(8) Lot area, density, and/or intensity. Lot areas, density and/or intensity shall conform with Chapter 425 of this Code, relating to zoning.

§ 370-34 Building setback lines and building separations.

The building setback lines and building separations shall conform with Chapter 42 of this Code, relating to zoning, and Chapter 160 of this Code, relating to buildings.

§ 370-35 Easements.

Easements for sanitary sewer facilities, stormwater drainage facilities, public utilities, or pedestrian access shall meet the following standards:

A. To the maximum extent feasible, easements shall be adjacent to property lines.

B. Nothing shall be placed, planted, set or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.

C. The plan and easement agreement shall clearly identify who has the right-of-access and responsibility for function of the easement area.

D. Pedestrian easements shall have a minimum width of 10 feet.

E. Sanitary sewer and water supply easements shall have a minimum width of 20 feet. In the case of a shared utility easement, sufficient area shall be provided to allow a minimum of 10 feet between the center line of the utility and the edge of the right-of-way.

F. Stormwater easements shall have a minimum width of 20 feet and shall be adequately designed to provide area for:

(1) The collection and discharge of water;

(2) The maintenance, repair and reconstruction of the drainage facilities; and

(3) The passage of machinery for such work.

G. Where any electric or telephone, telecommunications or petroleum transmission line traverses a property, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such petroleum or petroleum product transmission line. All applications shall include a copy of the recorded agreement or a letter from the owner of the transmission line stating any conditions on the use of the tract and the right-of-way width.

§ 370-36 Survey monuments and markers.

A. Monuments.

(1) Permanent monuments shall be accurately placed along both sides of the right-of-way lines of each street and on the property lines of the parent tract. These monuments shall be placed at the intersection of all lines forming angles, changes in direction, and at the end of each curved line.

(2) An intermediate monument shall be placed wherever topographical or other conditions make it impossible to sight between two otherwise required monuments.

(3) Monuments shall be of concrete or stone, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-fourths-inch copper or brass dowel; stone or precast monuments shall be marked on the top with a proper inscription and a drill hole.

B. Markers.

(1) Markers shall be set at all points where lot lines intersect curves and/or other property lines and at both high and low elevation points to provide easy identification.

(2) Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than 3/4 inch in diameter.

C. All monuments and markers shall be:

(1) Placed by a land surveyor licensed and registered in the Commonwealth of Pennsylvania to perform such duties so that the scored or marked point shall coincide exactly with the point of intersection of the lines being monumented or marked.

(2) Set flush with the finished grade, except for temporary placement and/or woodland conditions.

§ 370-37 Stormwater management.

A. All subdivision and land development plans shall conform with Chapter 360 of this Code, relating to stormwater management.

B. The design and construction of all developments must be coordinated with all existing stormwater management facilities that are necessary to serve the development, prevent flooding, and must conform to the most recent version of the Paxtang Borough Comprehensive Plan and/or other applicable plans adopted by Paxtang Borough.

C. The development must ensure that other properties will continue to have safe and convenient stormwater management in accordance with the standards of this chapter or to the level of service that existed prior to the development.

D. Studies and reports shall clearly identify all assumed improvements to the existing facilities. A study, report or plan that contains an assumption of future construction of improvements shall include evidence that:

(1) A governmental entity has budgeted funds and/or entered into contracts for the assumed improvements; or

(2) An approved and recorded plan guarantees the assumed improvements.

§ 370-38 Landscaping.

A. Protection of natural features. The finished topography of the site shall adequately facilitate the proposed development without excessive earth moving and destruction of natural amenities. Natural features shall be preserved and incorporated into the final landscaping wherever possible and desirable. The applicant shall demonstrate the means whereby the natural features shall be protected during construction.

B. All required plantings shall be typical of their species and variety; have normal growth habits, well-developed branches, densely foliated, vigorous, fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.

C. Any required planting which dies shall be replaced. All landscaping and screening treatments shall be properly maintained.

D. All required planting shall be performed in conformance with good nursery and landscape practice.

E. Shade trees.

(1) All subdivision and land development plans shall conform with Chapter 392 of this Code, relating to shade trees.

(2) Shade trees shall be provided in tree lawns (grass strips) along all street frontages.

(3) The shade trees shall be nursery-grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the Borough.

(4) Shade trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs and larvae.

(5) All shade trees shall have a minimum diameter of 2 1/2 inches, measured at 4 1/2 feet above the finished grade.

(6) Requirements for the measurements, branching, grading, quality, balling and the burlapping of shade trees shall follow the code of standards recommended by the most recent version of American Nursery and Landscape Association's American Standard for Nursery Stock, ANSI Z60.1-2004.

(7) Shade trees shall be planted on a lot prior to the issuance of a certificate of occupancy for the lot and any building or structure erected thereon.

F. Any required interior landscaping, landscaping screening and ground cover shall be designed to conform with Chapter 425 of this Code, relating to zoning.

G. Planting schedule. Any required landscaping (other than shade trees, which are to be planted on individual lots prior to the issuance of a certificate of occupancy) including, but not limited to, trees, shrubs and vegetative or other screens and buffers, shall be planted in accordance with the planting schedule contained in the land development agreement (see Appendix No. 10[1]) or the developer's letter agreement (see Appendix No. 11.). If the land development agreement or the developer's letter agreement, as applicable, does not contain a planting schedule, then all such landscaping shall be planted not later than the date by which 25% of the dwellings or units of occupancy for a residential development have been constructed or 25% of the nonresidential space has been constructed in a nonresidential development as shown on the approved final plan. The Borough may use any financial security posted by the applicant to complete landscaping if the applicant fails to complete the landscaping in accordance with the planting schedule.

[1] Editor's Note: The Appendixes are attached to this chapter.

§ 370-39 Sanitary sewage disposal.

A. All subdivision and land development plans shall include sanitary sewage disposal systems, which shall be designed in accordance with the most recent version of the rules and regulations of PADEP and Chapter 336 of this Code, relating to sewers.

B. When, in accordance with the Pennsylvania Sewage Facilities Act, Act 537 of 1966,[1] as amended, a sewer facilities plan revision (plan revision module for land development), or supplement, is required, approval from PADEP shall be submitted as a condition of final plan approval.

[1] Editor's Note: See 35 P.S. § 750.1 et seq.

C. The applicant shall provide the type of sanitary sewage disposal facility consistent with the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended, and Chapter 336 of this Code, relating to sewers.

D. The final plan application shall include:

(1) Evidence that the supplier is a certificated public utility, a bona fide cooperative association of lot owners, or a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania PUC or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

(2) The applicant shall ensure that sufficient capacity is legally available to the Borough to serve all of the proposed lots or units of occupancy within the site. If the Borough does not have sufficient capacity contractually available with any provider of conveyance and/or wastewater treatment services, the Borough shall not be required to approve a final subdivision or land development plan. If the applicant is unwilling to grant an extension of time within which the Borough may consider the application, the Borough shall deny approval of the final plan due to unavailability of sewage disposal service.

(3) Notice of approval of the design, capability to service, method of installation, and possible financial guarantee from the provider.

(4) The design and construction of all developments must be coordinated with all existing sanitary sewer facilities that are necessary to serve the development and must conform to the most recent version of the Paxtang Borough Comprehensive Plan and/or other applicable plans adopted by Paxtang Borough.

(5) The development must ensure that other properties will continue to have an adequate treatment/conveyance system in accordance with the standards of Chapter 366 of this Code, pertaining to sewers, or to the level of service that existed prior to the development.

§ 370-40 Water supply.

A. All subdivision and land development plans shall include water supply systems which shall be designed in accordance with the most recent version of the rules and regulations of PADEP and United Water of Pennsylvania, or its successor.

B. The final plan application shall include:

(1) Evidence that the supplier is a certificated public utility, a bona fide cooperative association of lot owners, or a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania PUC or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

(2) Notice of approval of the design, installation and possible financial guarantee from the provider.

C. The design and construction of all developments must be coordinated with all existing water supply facilities that are necessary to serve the development and must conform to the most recent version of the Paxtang Borough Comprehensive Plan and/or other applicable plans adopted by Paxtang Borough.

D. The development must ensure that fire hydrant flows will not be jeopardized and other properties will continue to have an adequate quality, supply and pressure in accordance with the standards of this chapter or to the level of service that existed prior to the development.

E. Wherever the water supply system contains sufficient capability or will in the foreseeable future, with or without developer assistance, fire hydrants shall be provided in accordance with the most recent version of the rules and regulations of PADEP and United Water of Pennsylvania, or its successor, with input of the Borough Engineer in consultation with the Borough Fire Department. Otherwise, fire hydrants shall typically be:

(1) Spaced so that all proposed buildings will be no more than 600 feet from a hydrant, measured along traveled ways; and

(2) Located at street intersections no more than 10 feet from the curb.

F. All fitting types shall be in accordance with the standards of the applicable Borough Fire Department. The large fitting shall face the street and be a minimum of 16 inches above the ground level.

§ 370-41 Multi-use trails.

All subdivision and land development plans with lots traversed by or abutting an existing public trail, customarily used by pedestrians and/or bicycles, or lots expected to be traversed by a public trail, as indicated in the most recent version of the Paxtang Borough Comprehensive Plan, and/or other applicable plans adopted by Paxtang Borough, shall include provisions for the continued use and/or extension of the trail within the boundaries of the lot proposed for development in accordance with the following:

A. Trails shall have a minimum easement width of 20 feet to accommodate a walkway conforming with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. This walkway shall be improved to the standards assigned by the Borough.

B. Encroachments into the trail shall not result in less than a four-foot-wide minimum clearance width from any obstacles.

C. Marked crosswalks shall be provided within the vehicular travelways intersecting with trails.

D. Trails shall be a minimum 10 feet in width and shall be constructed of the following:

(1) Minimum depth of six inches of 2A coarse aggregate; and

(2) Superpave Asphalt Mixture Design, HMA Binder Course, PG 6A-22, 0 to 0.3 million ESALs, 19.0 mm mix, two-inch depth, minimum; and

(3) Superpave Asphalt Mixture Design, HMA Wearing Course, PG 64-22, 0 to 0.3 million ESALs, 9.5 mm mix, one-and-one-half-inch depth minimum.

E. Rest areas with benches shall be provided as directed and shall include a bench and a paved area to accommodate a wheelchair.